My partner’s sister is a conveyancer. I suspect that I will receive friends and family pricing for conveyancing, However if that does not come through, what level of figure would I typically be looking at for conveyancing in Paddington?
It’s advisable to get two or three conveyancing quotes. Make use of our search tool on this site. The amounts do be different but the service one can expect differ between conveyancers as is true with the vast majority of professional services.
What is the difference between a licensed conveyancer and conveyancing solicitor in Paddington
There are two types of lawyers who can conduct conveyancing in Paddington namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the disposal or acquisition of property. Both are duty bound to execute Paddington conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the requirements and steps will be correctly taken.
This question may be naive but I am new to the home moving as a 1st time purchaser of a ground floor flat in Paddington. Do I receive the keys to the house on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Paddington?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I currently have a mortgage with Virgin Money for my property in Paddington. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
Virgin Money must be informed of your intention prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel solicitor.
I'm buying a new build house in Paddington with a mortgage from Bank of Scotland. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The property agent told me not disclose to my lawyer about this side-deal as it will jeopardize my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a property in Paddington prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will refuse to grant a loan on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Paddington. Conveyancing will be smoother if you use a solicitor in Paddington especially if they regularly deal with such properties in Paddington.
Last November I purchased a leasehold property in Paddington. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a ground-floor 1960’s flat in Paddington. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Absolutely. We can put you in touch with a Paddington conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Paddington residence is Flats 37 & 39 88/90 Portland Place in December 2010. The Tribunal determined that the premium payable for the lease extensions in respect of these two flats is as follows:- For Flat 37, the sum of £385,230.00 For Flat 39, the sum of £436,780.00 This case was in relation to 2 flats. The remaining number of years on the lease was 24.02 years.